10832 Monarch Wood Gln · Ruskin, FL 34219

$339,990

4 bd · 2.5 ba · 1,900 sqft · SingleFamily · 5 Days on market

Built 2026 Est $412k · 18% under

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +12.1/30.0
• Schools +4.4/10.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• 1% rule +3.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Appreciation +0.0/10.0

Listing remarks

Introducing the Cortez II at Oakfield Trails, a new community with walking trails, green spaces, and a private social club for recreation and gathering. This Cortez II spans two floors with roughly 1,900 square feet, four bedrooms, two full baths and a powder room, and a two-car garage. On the main level, the kitchen island anchors an open layout where the dining area and living room connect without interruption, white cabinetry and Carrara Miksa quartz countertops running the length of the cooking space alongside GE stainless appliances. The lanai off the back extends the main level outward, giving the living area a natural overflow for evenings outside. Upstairs, the primary suite holds a

Key facts

• Dual vanities
• Walk-in closet
• Open layout

Tags

• OPEN LAYOUT
• KITCHEN ISLAND
• GE STAINLESS APPLIANCES
• LANAI
• WALK-IN CLOSET
• DUAL VANITIES

Property features AI

Finance

• Financial info: List price $354,990

Exterior

• Parking: 2-car garage (2 total parking spaces)
• Home design: Two-story single-family home (Cortez II plan)
• Exterior features: Located at 10832 Monarch Wood Gln, Parrish, FL 34219

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Interior features: Spec-built home (The Cortez II plan); Approximately 1900 living area

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-75 ($-905/yr) — negative.
• To cash-flow at today's rent, offer at most $329k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $288k (15.3% below list).
• Recommended offer: $288k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.7% in Ruskin — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 71/100 on livability (#392 in FL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, commute B+; Watch: amenities F, health & safety F.
• Manatee (suburban): math 54% / reading 50% proficiency, ranked #26 of 73 in FL (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Virgil Mills Elementary School (math 69% / reading 65%, grade B+, #450 of 2,144 statewide, top 22%, 818 students, 43% FRL); Buffalo Creek Middle School (math 59% / reading 51%, grade B-, #180 of 571 statewide, top 32%, 1,127 students, 44% FRL); Palmetto High School (math 22% / reading 36%, grade F, #456 of 667 statewide, top 68%, 2,100 students, 61% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents soft (-0.9%/yr); 2194 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 7,472 units permitted in Manatee County in 2024 (1,782 in 5+ unit buildings).
• This rent runs 30% of the median local income ($114k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Manatee County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $287,871 (15.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.85% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.95%
• DSCR: 0.96
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $412,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10940 Rabbit Grove Trl	0.13mi	4/2.0	1,828 (-4%)	1mo	$357,180	$195	85
10943 Rabbit Grove Trl	0.13mi	3/2.0 (-1)	1,672 (-12%)	2mo	$333,000	$199	66
9970 Trellis Vine Way	0.59mi	4/2.0	1,850 (-3%)	4mo	$400,740	$217	63
9981 Morning Meadowlark Trl	0.30mi	4/2.0	1,665 (-12%)	3mo	$316,500	$190	61
10023 Laurel Fork Way	0.48mi	3/2.0 (-1)	2,014 (+6%)	0mo	$530,000	$263	60
10120 Spruce River Way	0.68mi	3/2.0 (-1)	1,860 (-2%)	4mo	$464,976	$250	54
10305 Cross River Trl	0.54mi	3/2.0 (-1)	2,065 (+9%)	4mo	$475,690	$230	50
10426 Cross River Trl	0.64mi	3/2.0 (-1)	1,707 (-10%)	1mo	$376,060	$220	46
10325 Spruce River Way	0.62mi	3/3.0 (-1)	2,131 (+12%)	2mo	$455,450	$214	42
10529 Longmeadow Ave	0.56mi	3/3.0 (-1)	2,131 (+12%)	5mo	$554,820	$260	42
10145 Spruce River Way	0.62mi	3/2.5 (-1)	2,143 (+13%)	3mo	$420,000	$196	42
10030 Cross River Trl	0.68mi	3/2.5 (-1)	2,143 (+13%)	0mo	$427,990	$200	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.28×
• Total profit: $-68,289
• Equity at exit: $50,694

10-year hold

• IRR: -24.0%
• Equity multiple: -0.03×
• Total profit: $-98,076
• Equity at exit: $29,396

Cash invested: $95,197 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Florida: 87 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempts local rent control; landlord-friendly statutes. Court speed varies by county.

Methodology + full state rankings →

ZIP-level market 34219

• Home prices YoY: -23.7%
• Rents YoY: -0.9%
• Active inventory: 2194
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,879 high
• Mortgage (P&I): −$1,783
• Tax est. 1.5%: −$425 /mo · $5,100/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$605
• Net cashflow: $-75

Break-even live

Break-even rent $2,974

Max offer price $329,078

Occupancy floor 98%

Sensitivity live

Price	-10% $160	-5% $42	+0% $-75	+5% $-193	+10% $-310
Rent	-10% $-303	-5% $-189	+0% $-75	+5% $38	+10% $152
Rate	-1.0pp $96	-0.5pp $11	base $-75	+0.5pp $-164	+1.0pp $-253

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $84,998
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10455 Wet Marsh Cv Parrish, FL	3.0	2.0	1635	$2,650	$1.62	12d	1	0.43mi
9544 Sandy Bluffs Cir Parrish, FL	5.0	3.0	2557	$2,950	$1.15	5d	1	0.51mi
11454 Gallatin Trl Parrish, FL	4.0	2.0	1635	$2,575	$1.57	18d	1	0.63mi
11512 Gallatin Trl Parrish, FL	4.0	2.5	1929	$3,300	$1.71	25d	1	0.66mi
10416 High Noon Trl Parrish, FL	3.0	2.0	1412	$2,300	$1.63	0d	1	0.78mi
11880 Little River Way Parrish, FL	4.0	2.0	1635	$2,650	$1.62	25d	1	0.80mi
11884 Little River Way Parrish, FL	3.0	2.5	2142	$3,250	$1.52	18d	1	0.81mi
9962 Last Light Gln Parrish, FL	4.0	2.0	1740	$2,495	$1.43	5d	1	0.86mi
10225 Daybreak Gln Parrish, FL	4.0	3.0	1978	$2,600	$1.31	5d	1	0.99mi
11230 82nd St E Parrish, FL	3.0	2.0	1758	$2,495	$1.42	18d	1	1.09mi
11567 84th Street Cir E #105 Parrish, FL	3.0	2.5	1420	$1,999	$1.41	5d	1	1.10mi
11522 84th Street Cir E #105 Parrish, FL	3.0	2.5	1588	$2,300	$1.45	25d	1	1.19mi
9928 Wimico Ter Parrish, FL	3.0	2.0	1504	$2,400	$1.60	0d	1	1.20mi
11523 84th Street Cir E #105 Parrish, FL	3.0	2.5	1588	$1,950	$1.23	5d	1	1.21mi
8544 Canyon Creek Trl Parrish, FL	3.0	2.5	1822	$2,300	$1.26	13d	1	1.26mi
8522 Canyon Creek Trl Parrish, FL	3.0	2.5	1822	$2,000	$1.10	25d	1	1.27mi
9009 Moccasin Wallow Rd Parrish, FL	3.0–4.0	2.5	1581	$2,304	$1.46	0d	25	1.29mi
8443 Canyon Creek Trl Parrish, FL	3.0	2.5	2178	$2,000	$0.92	25d	1	1.34mi
8423 Canyon Creek Trl Parrish, FL	3.0	2.5	1823	$2,400	$1.32	25d	1	1.36mi
10225 Kalamazoo Pl Parrish, FL	4.0	2.5	2260	$2,789	$1.23	5d	1	1.39mi
10225 Kalamazoo Pl Unit NA Parrish, FL	4.0	2.5	2260	$2,689	$1.19	12d	1	1.39mi
10749 Hidden Banks Gln Parrish, FL	5.0	3.0	2447	$2,549	$1.04	25d	1	1.42mi
10646 Hidden Banks Gln Parrish, FL	3.0	2.0	1504	$2,350	$1.56	18d	1	1.45mi
10935 Gentle Current Way Parrish, FL	5.0	3.0	2605	$3,900	$1.50	25d	1	1.47mi

Listing history 5 events

1. 2026-06-22
   days on market $339,990 Active 5 DOM
2. 2026-06-19
   price $339,990 Active 2 DOM
3. 2026-06-18
   days on market $354,990 Active 2 DOM
4. 2026-06-16
   remarks 699-char remark
5. 2026-06-16
   listed $354,990 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $34,545
• − Mortgage interest: −$19,045
• − Property taxes: −$5,100
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,764
• − Management: −$2,764
• − Depreciation: −$9,891
• Taxable loss: −$6,718
• Est. tax savings @ 24.0%: +$1,612
• After-tax cash flow: $707/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Manatee
• NCES district ID: 1201230
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 50% ▼ -2.00%
• Median HH income: $49,607
• Composite: 44.43/100
• National rank: #2806
• State rank: #26 of 73 in FL

Livability — Ruskin

• Score: 71/100
• State rank: #392
• US rank: #6879

Category grades

Amenities F Commute B+ Cost of living A+ Crime B- Employment B- Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Manatee County · 416,364 people
• City population: 33,319
• Metro: North Port-Sarasota-Bradenton, FL
• Population (ZIP): 33,296
• Household income: $113,773
• Rent vs Own: 8.1% rent · 91.9% own
• Severe rent burden: 219.0

Population outlook (Manatee County) Hauer SSP2

• Today (2025): 447,342 people
• By 2030: 488,911 · +9.3%
• By 2040: 567,934 · +27.0%
• By 2050: 637,995 · +42.6%
• By 2075: 781,970 · +74.8%
• By 2100: 848,272 · +89.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 11% Two or more races 8% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 4% Hispanic 2% Russian 2%
• Foreign-born: 10% · Canada, Dominican Republic, Jamaica
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 2% Other Asian/Pacific 1%

Political lean MEDSL · Manatee

• 2024 margin: Strong R (+23.5) · D 37.9% · R 61.4%
• 2008→2024 swing: -16.5pp toward R · 2008: -7.0pp · 2024: -23.5pp
• All cycles: 2024: R+23.5 2020: R+16.1 2016: R+17.1 2012: R+12.5 2008: R+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -84.45%
• Current HPI: 271.7131
• Rent YoY: ▼ -0.95%
• Metro: North Port-Sarasota-Bradenton, FL
• State GDP YoY: ▲ 3.28%
• F500 in state: 36

Industry mix (Fortune 500 HQ in FL)

Industry	F500 HQs	Revenue
▸Industrial Technology	2	$29B
▸Insurance	2	$17B
▸Retail	1	$60B
▸Technology Distribution	1	$58B
▸Homebuilding	1	$35B
▸Technology Manufacturing	1	$35B